Roundwood · Brent · Brent East constituency · 51.54206, -0.24988

NW10 9RH— Roundwood, Brent

Location and area intelligence for NW10 9RH, Roundwood, Brent

The family fortress

 

Schools 86%Safety 80/100Transport 28/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
80
Schools
100
Transport
28
Environment
68
Investment
58

The bottom line

NW10 9RH offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 52 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW10 9RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for NW10 9RH

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW10 9RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Joseph's Roman Catholic Primary School

Outstanding · Inspected Jan 2024 · 3 min walk

KS2: 111.5

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 6 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 5 min walk

8 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.1 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-5% vs borough

Crime by type

Violence & sexual offences31%
Other24%
Anti-social behaviour19%
Vehicle crime9%
Burglary6%
Drug offences4%
Robbery4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 946m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,738/m²
Price per ft²£440/ft²
Avg floor area65.1 m²

EPC breakdown

C
25%
D
39%
E
6%
F
3%
G
3%

Based on 76 properties · Confidence: high

Street mix

Semi 2%Terraced 20%Flat 77%Other 2%

LHA rates — North West London

Shared room£621/mo
1 bedroom£1100/mo
2 bedrooms£1350/mo
3 bedrooms£1680/mo
4 bedrooms£2100/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£162,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,735
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+491%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.4%

per year

Acceleration

-119.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 54 sales

Property Type Mix

Total: 54 sales

Semi-detached1.9%
Terraced22.2%
Flat/maisonette75.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£83k+59.5%2.5
Post-dot-com plateau2001–2004£137k£280k+104.4%2.5
Pre-crash peak2005–2007£170k£190k+11.8%2.7
GFC & correction2010–2012£155k£414k+167.1%1
Help-to-Buy recovery2013–2016£400k£310k-22.5%2.2
Brexit uncertainty2018–2018£355k£355k+0%2
Pandemic surge2020–2020£328k£328k+0%2
Rate-rise correction2022–2022£368k£368k+0%3
Current market2024–2025£620k£308k-50.4%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.9%
District
5.9%
Terraced+0% α
Local
43.1%
District
43.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harlesden Underground StationBakerloo line
10 min walk
Harlesden

Nearby stations

Harlesden Rail StationLioness
10 min walk
HarlesdenNational Rail
10 min walk
Harlesden Underground StationBakerloo
11 min walk
Willesden Junction Rail StationMildmay · Lioness
14 min walk
Willesden Junction Underground StationBakerloo
14 min walk
No bus stops within 400m

51

Walkability score

199

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★52 min
Victoria55 min ↑
Waterloo54 min ↑
Canary Wharf62 min ↑
City60 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)141
Nearest car park171m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Harlesden Plaza114 spaces
593m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 28%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 3.3 km

Energy

Solar: 852 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield851.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GLADSTONE MEDICAL CENTRE

5 DOLLIS HILL LANE, NW2 6JH

23 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

22

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Wishing Well (333 m)

Nearest supermarketPak Discount Cash & Carry · 367 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

419m

Post office

Nearby shops

Londis309 m
Lloyd's Groceries313 m
Marjan319 m
Supersave322 m

Nearby cafes

Kulmiye Coffee326 m
Mc Brasil326 m
Empório Brasil539 m
The Whale Tea556 m

Nearby restaurants

BFC320 m
Sunset Caribbean Takeaway320 m
Big Ben Fish Bar330 m
Mister Patty337 m

Nearby pubs

Wishing Well333 m
The Shawl625 m
Royal Oak731 m
The Green Man783 m

Nearby pharmacies

Superdrug662 m
Catto Ltd Pharmacy715 m
Chana Chemist739 m
S&S Chemists768 m

Nearby health

Craven Park Dental Clinic386 m
Church Road Dental Practice401 m
Monteiro Dental Clinic494 m
Murakami Medical Centre496 m
Food hygiene (5-star)56% of 134

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Investment

Investment grade, yield and market outlook

58

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
6.2% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal130
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

36.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,592m
Crossrail 2 route8,254m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,822 nationally

1,875

Est. population

13,199/km²

50%

Employed

33%

Degree educated

£34,400

Median income

13.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

34

Community stability

Age profile

28%
19%
22%
20%
Under 1828%
18–3419%
35–4922%
50–6420%
65+11%

Tenure

16%
35%
36%
Own outright16%
Own (mortgage)12%
Private rent35%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

17%
15%
37%
White British13%
White Other17%
Asian15%
Black37%
Mixed9%
Other9%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household58%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent36%
Private rent35%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
96
Largest scheme
440 homes · Land bounded by Railway, Land bounded by Railway, Church Road, Craven Park, Guilsborough Close, Bishops Way, NW10
Pipeline pressure
NONE

Named schemes (500m)

Site of former Willesden Court House,, Site of former Willesden Court House,, St Marys Road, NW1038 homes
completed
ODEON COURT (1), EX ODEON CINEMA SITE, ODEON COURT (1), EX ODEON CINEMA SITE, ST. ALBANS ROAD, CRAVEN PARK ROAD, NW10 6RD33 homes
completed
61, 61, Craven Park Road, NW10 8SH16 homes
completed
EX NURSERY, EX NURSERY, ESSEX ROAD, NW10 9PD12 homes
completed
41 & 43, 41 & 43, NICOLL ROAD, NW1012 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
27.3%
Election year
2022
MP
Dawn Butler (Labour)
MP majority
13,047
Constituency
Brent East

Councillors

Elliot George ChappellLabour
Fleur Donnelly-JacksonLabour
Jake RubinLabour

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Key facts for NW10 9RH

Full postcodeNW10 9RH
Postcode districtNW10
BoroughLondon Borough of Brent
WardRoundwood
Latitude51.542062
Longitude-0.249876
Parliamentary constituencyBrent East
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey